They were definitely tired old units that I have improved the value of by remodeling and upgrading. 

He said that I could get about $30,000 of the rehab costs through a program like ygreen.com, basically if you upgrade Windows, roof, drought tolerant landscaping, and other energy efficient items, you are able to get a loan that is attached to the property taxes for the property.

Ask them for an "as-is" value and a value of you did some minor upgrades.

The appraisal took this into account subtracting 15K per sale for an average Adjusted Sale Price of:=$320,347Even though my property was listed as Superior Upgrades along with 3 of the comps.

Also have a list of items that you have fixed up or upgraded and give that list to the appraiser. 

I would then like to buy some multiunit properties,  live in one,  while I upgrade/renovate the others.I guess I wanted to throw it out there to the experts like you and see if you could help guide me.thank you again

I also look at a worst case scenario IRR of 10% (flat prices, high maintenance, slightly lower rent) .Secondly I think 10% for maintenance costs is reasonable excluding planned upgrades (roof, heater etc.).

After 15 years of living in the property, the renovations feel more like upgrades.

My investor friend who is quite successful told me that was not a good enough... that I needed to find comps knowing exactly the upgrades in each.

However, this explains the lower prices for the intimate cabin setting that we are looking for.My investor wants something close to an services and attractions, hence opportunity for vacation rentals, when not used by the primary owner; but, still have the ability to provide a private intimate/eco-friendly setting for those wanting to get a way from it all.